Type

Units

Min Area

Price Range

3 BR

1119 sqft

S$650K

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$650K.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$130K on this acquisition.
Located 11 min (880 m) from CR12 Teck Ghee MRT Station (U/C).

Housing Grants & Financing

Enhanced Housing Grant of up to S$120,000 for eligible families, or up to S$60,000 for eligible singles buying a resale HDB flat.
Loan-to-Value (LTV) limit is 75% of the property price or valuation, whichever is lower — the remaining amount is payable in cash and/or CPF.
Mortgage Servicing Ratio (MSR) is capped at 30% of a borrower's gross monthly income — this is the share of monthly income that can go towards repaying all property loans, including this one.
Grant amounts, LTV, and MSR depend on individual eligibility (income ceiling, citizenship, first-timer status, and flat type) — figures above are the current published caps, not a guarantee for any specific buyer.

For personalised eligibility and exact figures, check the official HDB and MAS guidelines, or speak with one of our independent agents.

Price Trends & Rental Yield

Not enough recent transaction data to show a price trend for this flat type and town.

Interested in this property?

Send a quick enquiry our Singapore Property team will reach out within 24 hours.

264 Bishan Street 24: Established HDB Living in a Thriving District

264 Bishan Street 24 represents a compelling opportunity within one of Singapore's most mature and desirable public housing precincts. Situated in the heart of Bishan, this development offers a range of well-proportioned residential units that cater to diverse buyer profiles, from first-time homebuyers to seasoned property investors and upgraders seeking a foothold in an established neighbourhood with proven appreciation potential.

The estate's location places residents within easy reach of Teck Ghee MRT Station, which remains under construction and promises to further enhance connectivity once operational. Current proximity is approximately 11 minutes on foot or 880 metres, ensuring that commuters already benefit from existing transport infrastructure whilst future improvements will strengthen value dynamics. This strategic positioning in central Bishan places the development at the intersection of convenience and residential calm, a balance that historically drives sustained demand across the HDB sector.

Unit Composition and Pricing

The development comprises multiple units across varying configurations, with 3-bedroom and mixed-bedroom options available from S$650,000 onwards. Unit sizes typically range around 1,119 square feet, providing spacious living arrangements that accommodate family living, home-office setups, and flexible interior design. The pricing structure reflects the maturity of the estate and its established positioning within the wider Bishan market, where comparable transactions have demonstrated consistent capital growth over extended holding periods.

Prospective buyers will find units spread across multiple blocks and floor levels, permitting selection based on personal preference for natural light, ventilation, and outlooks. Mid-floor and higher-storey units have historically commanded modest premiums owing to reduced ambient noise and enhanced privacy, a pattern particularly pronounced in mature estates where surrounding development has stabilised.

Location and Connectivity

Bishan has evolved into one of Singapore's most comprehensive residential districts, offering a full ecosystem of amenities, educational institutions, and recreational facilities. 264 Bishan Street 24 benefits from this mature infrastructure, with residents enjoying proximity to primary and secondary schools, hawker centres serving multiple cuisines, supermarkets, banking facilities, and healthcare providers. The neighbourhood's tree-lined streets and extensive parks contribute to quality-of-life appeal that extends beyond mere transactional value.

Transport connectivity extends beyond the forthcoming Teck Ghee MRT Station. The estate sits within reasonable walking or short-ride distance of bus termini and trunk routes, permitting multi-modal commuting strategies. For car owners, the surrounding street network and proximity to major expressways facilitate efficient travel towards employment centres in the CBD, Jurong East, and other key business districts.

Investment and Rental Dynamics

From an investment perspective, 264 Bishan Street 24 occupies a sweet spot within the HDB rental market. Bishan's established reputation as a desirable neighbourhood with strong schools and amenities drives consistent rental demand from both expatriate families and local renters seeking spacious, well-maintained public housing. Three-bedroom units in particular attract multi-bedroom rental inquiries, supporting gross rental yields that typically range between 2.5% to 3.5% depending on precise unit configuration, floor level, and lease tenure remaining.

The estate's maturity means the tenant base is predictable and stable, reducing vacancy risk compared to newer developments where lease-hold periods may still be normalising. Investors who purchase at current price points should expect relatively moderate capital appreciation given the estate's established market position, though long-term hold strategies benefit from the psychological comfort of owning in a neighbourhood with proven staying power and continued demand from successive waves of upgraders and young families.

Lease Tenure and Resale Value Considerations

HDB flats at 264 Bishan Street 24 operate under Singapore's standard public housing lease structures, with tenure implications that require careful assessment. Buyers must understand how remaining lease duration affects both current valuation and future marketability, as properties with fewer than 20 years of lease remaining typically experience accelerated value decay and reduced financing options from institutional lenders.

For owner-occupiers with multi-decade holding horizons, lease decay concerns may carry minimal practical weight. However, investors and those contemplating resale within 10–15 years should prioritise units with maximal remaining lease tenure to preserve equity and ensure seamless future transactions. Professional valuation and lawyer's assessment of lease tenure should precede any purchase commitment.

Buyer Suitability and Market Positioning

First-time buyers with sufficient savings and stable income will find 264 Bishan Street 24 accessible relative to comparable private residential options, whilst benefiting from the estate's established schools, low crime rates, and strong community infrastructure. Young families upgrading from smaller units often gravitate towards the three-bedroom configurations, which provide adequate space for children without excessive carrying costs. Upgraders transitioning from older or more distant estates appreciate the neighbourhood's maturity and proximity to elite schools.

Property investors regard Bishan units through a rental-yield and capital-preservation lens, with moderate appreciation expectations offset by predictable tenant demand and stable occupancy rates. High-net-worth buyers occasionally purchase here as portfolio diversification into 'boring but stable' public housing assets, particularly when deploying substantial capital across multiple sectors.

Financing and Debt Service Considerations

Buyers financing through HDB concessional loans or bank mortgages should anticipate that pricing around S$650,000 and upwards will trigger meaningful debt-service ratio (TDSR) assessments. Lenders typically require that monthly housing instalments not exceed 30% of gross household income, a threshold that constrains borrowing capacity for single-income households but remains manageable for dual-earner families with combined annual incomes exceeding S$100,000.

First-time buyers benefit from HDB loan schemes that offer below-market interest rates and extended tenure options, substantially improving affordability and monthly cash flow compared to bank financing alone. Eligible applicants should maximise HDB concessional loans before resorting to top-up bank mortgages, optimising overall debt structure.

Market Context and Future Supply

Bishan's future development pipeline includes new HDB tranches and potential intensification of existing precincts, though significant greenfield expansion is limited owing to land constraints. This supply discipline supports medium-term price stability and occasional appreciation spurts when new cohorts of upgraders seek entry. The imminent completion of Teck Ghee MRT Station will likely trigger renewed interest in immediate-catchment flats, potentially anchoring valuations and reducing listing times during marketing periods.

Competing estates within the broader Bishan–Ang Mo Kio corridor offer broadly similar pricing and amenities, meaning 264 Bishan Street 24 must compete on specific location merits, unit condition, floor level, and remaining lease tenure rather than exceptional pricing premiums. Buyers should conduct comparative market analysis across Bishan Street, surrounding streets, and adjacent precincts to validate offered prices relative to recent transacted comps.

Conclusion

264 Bishan Street 24 exemplifies the enduring appeal of established HDB estates in central Singapore. For owner-occupiers seeking stable, accessible family housing in a proven neighbourhood, the development delivers tangible value. Investors should approach with realistic yield expectations and lease-tenure discipline, but will likely find predictable rental demand and reasonable long-term capital preservation. The forthcoming MRT enhancement will reinforce the estate's positioning, making current entry points potentially attractive for strategic buyers with adequate planning horizons.

Frequently Asked Questions

What rental yield can I expect if I purchase a unit at 264 Bishan Street 24 as an investment property?

Three-bedroom units at 264 Bishan Street 24 typically achieve gross rental yields between 2.5% and 3.5%, depending on exact configuration, floor level, and remaining lease tenure. Bishan's established reputation as a family-friendly precinct with strong schools drives consistent demand from both expatriate families and local renters, supporting reliable tenant acquisition and relatively low vacancy rates compared to newer developments. Investors should factor in HDB management fees, property tax, and maintenance reserves when calculating net yield; the development's maturity means structural maintenance costs are generally modest and predictable.

How does pricing at 264 Bishan Street 24 compare to recent per-square-foot transactions in central Bishan?

Units at 264 Bishan Street 24 priced from S$650,000 imply per-square-foot pricing in the region of S$580–S$620 for typical three-bedroom configurations, placing them firmly in line with recent transacted comps across central Bishan precincts. Comparable estates such as Bishan Street 11, Bishan Street 12, and neighbouring blocks on Bishan Street 24 have demonstrated comparable price points, reflecting the estate's mature positioning and established market acceptance. Buyers are advised to obtain professional valuation reports and examine transacted prices from the past 6–12 months to confirm alignment with current market rates and identify any units trading at modest discounts or premiums relative to comparable blocks.

What are the Additional Buyer's Stamp Duty (ABSD) implications if I purchase at 264 Bishan Street 24 as a second residential property?

Singapore Citizens purchasing a second residential property incur Additional Buyer's Stamp Duty (ABSD) at the rate of 20%, applied to the purchase price in addition to standard Buyer's Stamp Duty. For a property priced at S$650,000, ABSD liability would amount to approximately S$130,000, materially affecting total acquisition costs and cash-flow planning. This 20% ABSD applies to all subsequent residential property acquisitions and remains payable regardless of whether the first property has been sold or is being rented out, making it critical for investors and upgraders to factor into purchase budgets and mortgage serviceability calculations. Professional tax and legal advice is strongly recommended to understand personal circumstances and potential exemptions.

How does lease decay and remaining lease tenure affect the resale value and marketability of units here?

HDB flats at 264 Bishan Street 24 operate under standard Singapore lease structures, with remaining tenure critically influencing both current valuation and future marketability. Units with more than 30 years of lease remaining typically experience minimal value decay and attract full financing from institutional lenders, whereas properties with fewer than 20 years of lease may encounter restricted buyer pools and reluctant bank lending, resulting in substantial equity erosion. Purchasers should ascertain exact remaining lease duration before committing to buy, as properties nearing lease expiry become increasingly difficult to sell despite physical condition and location merits. For owner-occupiers planning to reside for 20+ years, lease concerns may be secondary, but investors and those contemplating medium-term resale should prioritise maximum remaining tenure to preserve capital.

How will the upcoming Teck Ghee MRT Station (under construction) affect demand and capital appreciation at 264 Bishan Street 24?

The forthcoming completion of Teck Ghee MRT Station, approximately 880 metres from 264 Bishan Street 24, will substantially enhance transport convenience and likely trigger renewed buyer interest in the immediate catchment. Historically, HDB estates within walking distance of new MRT stations experience noticeable appreciation surges during the six to 12 months following station opening, as upgraders and first-time buyers reassess accessibility and willingness-to-pay. Current pricing likely reflects a partial discount to post-opening valuations, making strategic purchase timing potentially advantageous for buyers with adequate holding horizons. However, appreciation gains tend to be moderate rather than spectacular in mature estates where much of the transport-driven upside has already been capitalised into asking prices over preceding decades.

Is 264 Bishan Street 24 suitable for first-time homebuyers, upgraders, investors, or high-net-worth individuals?

First-time buyers with accumulated capital and stable dual or single incomes will find units here accessible relative to private residential alternatives, with the added security of public housing in an established precinct featuring top-tier schools and low crime rates. Upgraders transitioning from smaller HDB units or distant precincts appreciate the three-bedroom configurations and neighbourhood maturity. Property investors regard the development through a rental-yield and capital-stability lens, accepting moderate appreciation in exchange for predictable tenant demand and low structural risk. High-net-worth individuals occasionally purchase here as diversification into 'boring but stable' assets or as stepping stones to private residential ownership, though most focus wealth accumulation at the premium end of the residential market. The development's strong schools and family-friendly positioning make it particularly attractive to upgrading families with young children.

What is the Total Debt Service Ratio (TDSR) impact of financing a unit at this price point, and how much monthly income is required?

A purchase price of S$650,000 financed at prevailing HDB concessional loan rates (currently around 2.6% per annum) over a 25-year term implies monthly instalments of approximately S$2,700–S$2,850, excluding property tax and maintenance fees. Lenders typically impose TDSR limits of 60% on maximum debt service, meaning household gross monthly income of at least S$4,500–S$4,750 is prudent to satisfy lending criteria and retain adequate cash flow for living expenses. Dual-income households with combined monthly incomes exceeding S$6,000 will comfortably meet financing thresholds, whilst single-income buyers should carefully assess income stability and emergency reserves before overextending. First-time buyers eligible for HDB concessional loans enjoy substantially lower interest rates compared to bank financing, materially improving serviceability and freeing capital for down-payment accumulation.

How does 264 Bishan Street 24 compare to competing HDB estates in central Bishan and nearby precincts?

Competing HDB estates within the broader Bishan neighbourhood, including Bishan Street 11, Bishan Street 12, Bishan Street 14, and similar blocks, offer comparable unit sizes, amenities, and price points, typically ranging S$600,000–S$700,000 for three-bedroom configurations depending on floor level and remaining lease. 264 Bishan Street 24 must compete on specific location merits, unit condition, floor level, and lease tenure rather than exceptional pricing or layout advantages; buyers should conduct systematic comparative market analysis across multiple competing blocks to validate offered prices and ensure optimal value realisation. Proximity to specific MRT stations, schools, parks, and hawker centres may vary marginally across competing estates, potentially justifying minor price premiums or discounts on a location-adjusted basis.

Which unit stack or floor level offers the best value and investment fundamentals at 264 Bishan Street 24?

Lower-floor units (levels 1–5) typically trade at modest discounts relative to mid and upper floors owing to reduced natural light, ventilation, and privacy concerns, presenting potential value opportunities for investors prioritising yield over aesthetic preferences. Mid-floor units (levels 6–15) command modest premiums reflecting balanced advantages of sufficient elevation for privacy and light, without excessive carrying costs or maintenance exposure to roof-level weathering. Upper-floor units (levels 16+) attract maximum premiums from owner-occupiers seeking superior light, views, and privacy, though investors often find the price uplift unjustified by modest rental yield improvements. For most buyers, mid-floor units represent optimal balance between acquisition cost and functional appeal; investors should carefully analyse comparable unit sales by floor level to identify underpriced inventory offering superior rental yield or capital appreciation potential.

What is the future supply pipeline for HDB flats in Bishan, and how might new construction affect values at 264 Bishan Street 24?

Bishan's future HDB development pipeline is moderate relative to some Singapore precincts, with limited greenfield expansion opportunities owing to established development patterns and land constraints. Any new HDB releases in adjacent areas will likely inject additional housing supply and potentially moderate price growth in immediate surrounding blocks, though the broader Bishan precinct's maturity and strong schools mean sustained demand from upgraders will likely absorb new supply without triggering significant value destruction. The imminent completion of Teck Ghee MRT Station will enhance the entire precinct's attractiveness, potentially offsetting any supply-side headwinds and supporting price resilience. Buyers should monitor HDB's future release schedules and Urban Redevelopment Authority development plans to assess potential competitive threats; however, established estates like 264 Bishan Street 24 have historically proven resilient to nearby new supply owing to their proven track records and community maturity.

[For Sale] Hdb Flat At 264 Bishan Street 24 — From S$650K